My husband and I are only a couple days away from an exchange on a property in Locks Heath and my mum and dad have sent the ten percent deposit to my solicitor. I am now advised that as the deposit has not come from me my conveyancer needs to make a notification to my mortgage company. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The conveyancing practitioner is legally required to clarify with the bank to make sure that they are aware that the balance of the purchase price is not from your own funds. Your solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial estate in Locks Heath?
Many commercial conveyancing solicitors in Locks Heath will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Locks Heath. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Locks Heath.
For each commercial conveyancing transaction in Locks Heath it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Locks Heath commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Locks Heath.
I have a terraced Victorian house in Locks Heath. Conveyancing practitioner represented me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Locks Heath and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing practitioner who conducted the purchase.
I decided to have a survey carried out on a house in Locks Heath ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks tend refuse to issue a loan on such a premises.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Locks Heath. Conveyancing will be smoother if you use a solicitor in Locks Heath especially if they regularly deal with such properties in Locks Heath.
In searching the web for the words conveyancing in Locks Heath it brings up many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancer for purchase transaction?
The preferential method of finding the right conveyancer is through a trusted referral, so ask colleagues and family who have bought a property in Locks Heath or a respected estate agent or financial adviser. Charges for conveyancing in Locks Heath vary, so it's a good idea to obtain at least four estimates from different conveyancers. Make sure that you clarify that the charges are guaranteed not to to be inflated.
Can you offer any advice when it comes to finding a Locks Heath conveyancing firm to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Locks Heath conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Locks Heath conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
-
What volume of lease extensions has the firm carried out in Locks Heath in the last year? Can they put you in touch with clients in Locks Heath who can give a testimonial?
Leasehold Conveyancing in Locks Heath - A selection of Queries before Purchasing
-
You will want to discover as much as possible about the company managing the block as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to practical issues like the cleanliness of the common parts. You should not be afraid to ask other tenants what they think of their management. On a final note, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money. Make sure you discover if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being allowed in certain buildings in Locks Heath. If you like the apartmentin Locks Heath however your dog is not allowed to make the move with you then you have a very hard determination. Many Locks Heath leasehold properties will incur a service charge for maintenance of the building set on behalf of the landlord. Should you buy the flat you will have to pay this liability, usually in instalments during the year. This may vary from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common grounds. There will also be a ground rent for you to pay yearly, this is usually not a large amount, say about £50-£100 but you should to enquire it because occasionally it can be surprisingly expensive.